HomeMy WebLinkAboutWARREN FEDERAL CREDIT UNION - FDP160011 - DECISION - HEARING OFFICER DECISIONCITY OF FORT COLLINS
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS AND DECISION
HEARING DATE: February 4, 2016
PROJECT NAME: Warren Federal Credit Union
CASE NUMBER: PDP #150011
APPLICANT: Mike McBride
BHA Design
1603 Oakridge Drive
Fort Collins, CO 80525
Gopal Shrestha, AIA
Director of Design
RB+B Architecture
315 E. Mountain Ave., Suite 100
Fort Collins, CO 80524
OWNER: Warren Federal Credit Union
114 East 7`h Avenue
Cheyenne, WY 82001
HEARING OFFICER:
Owner representative:
Michael Martin
SVP/Chief Administration Officer
Warren Federal Credit Union
P.O. Box 3200
Cheyenne, WY 82003
Marcus A. McAskin
PROJECT DESCRIPTION: The Warren Federal Credit Union PDP (PDP #150011) is a request
for approval of a Project Development Plan (PDP) for property generally described as Lots 1 and
2, Rigden Farm 161h Filing (the "Property"). The Property consists of approximately two acres, and
is located on the south side of East Drake Road between Illinois Drive and Iowa Drive. The
Property is located in the Neighborhood Commercial District (N-C) zone district.
The application proposes dividing the Property into three lots and one tract (proposed Lots 1, 2 and
3 and Tract A). Lot 3 is proposed to be developed first. by Warren Federal Credit Union ("WCFU"),
the current record owner of the Property. The proposed development on Lot 3 will consist of a
Agenda Item 1 of 1
3. Compliance with Article 3 of the Land Use Code - General Development Standards
The project complies with all applicable General Development Standards with the following relevant
comments provided:
A. Section 3.2.1 — Landscaping and Tree Protection
1. Parking lot landscaping is planted in excess of the minimum tree planting requirements,
with additional ornamental trees added along the north and south side of the building;
2. "Full Tree Stocking" is provided along all high use and high visibility areas of the building;
3. The project has adequate spacing of street trees along all surrounding streets and all
street tree separation requirements are met adjacent to street lights and street signage;
4. The parking lot perimeter is planted with a combination of trees and shrubs that provide an
adequate screen and appropriate transition and screen between the parking area and
surrounding public streets;
5. The trash enclosure is proposes durable materials to match the building's exterior and
plant material is provided to the east and west of the building to provide screening and
buffering of the trash enclosure walls.
B. Section 3.2.2 - Access, Circulation and Parking
The development proposal satisfies the on -site parking minimum and maximum requirements for the uses
proposed as set forth in Section 3.2.2(K)(1)(a) of the LUC. The minimum total parking required is 69
spaces, and the. maximum total parking permitted is 136 spaces. A total of 88 parking spaces are
proposed. All parking access, circulation and dimensional requirements are satisfied. Direct sidewalk
access is: provided from all surrounding streets with sidewalks widths: that meet city requirements.
C. Section.3.5.3 — Mixed -Use; Institutional and Commercial Buildings
I. The proposed. building is oriented towards the street in conformance with the "build -to" line
requirement:of:this section.
2. The overall design satisfies the institutional building requirements of Section 3.5.3. "Variation
in massing" requirements are satisfied by breaking up the building mass into a series of
intersecting wall planes in a module format. Variations in massing, juxtaposed materials and
forms, and repeated patterns of recesses and projections provide vertical and horizontal
interest, breaking down the overall scale of the building.
3. Significant attention is given to the variation in material patterns and textures. The use of
materials and patterns is balanced, with colors and textures helping to emphasize and
articulate overall building forms.
4. Entrances are clearly identified and articulated with entrance awnings and overhangs as a
sheltering element.
5. All facades are subdivided and proportioned using features such as windows, architectural
insets, integrally colored masonry and changes in texture and material.
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Agenda Item 1 of 1
4. Neighborhood Meeting
A neighborhood meeting was not required and a meeting was not held.
5. Findings of Fact
When considering the Warren Federal Credit Union Project Development Plan, file #PDP150011, staff makes the
following findings of fact:
A. The PDP complies with the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of Article 2 - Administration.
B. The PDP complies with the relevant Neighborhood Commercial (N-C) District standards in Division
4.23 of the Land Use Code.
D. The PDP complies with the relevant standards located in Article 3 - General Development
Standards.
RECOMMENDATION:
Staff recommends approval of Warren Federal Credit Union Project Development Plan, file #PDP150011 based on
the Findings of Fact.
ATTACHMENTS
1. Planning Objectives Narrative
2. Site plan
3:. Landscape Plan
4. Building Elevations
5. Plat
6. Existing Conditions Plan
7. Photometric Plan
6. Utility Plans
Page 5
..
WCFU branch and additional office and retail space within the one-story building. Lots 1 and 2 as
shown in the PDP front on Illinois Drive, west of the WCFU/office/retail building on Lot 3, and
propose future buildings that will be reviewed at a later time by the City of Fort Collins. At the
current time, the Owner envisions a retail use on Lot 1 and a restaurant use on Lot 2, although this
is subject to change. Tract A is proposed as shared parking and includes 88 off-street parking
spaces.
The proposed PDP is subject to Administrative (Type 1) review in the Neighborhood Commercial
District (N-C), pursuant to and in accordance with Section 4.23(B)(2)(c) of the Land Use Code.
BACKGROUND: The Hearing Officer has reviewed the Executive Summary set forth on page 1
of the Staff Report and no information was presented to the Hearing Officer to contradict the same,
or otherwise cause the Hearing Officer to believe that the same is not accurate. The surrounding
zoning and land uses are set forth below:
Direction
Zone District
Existing Land Uses
North
Medium Density Mixed Use
Neighborhood (M-M-N)
Sidehill residential subdivision
South
Neighborhood Commercial (N-C)
Flats at Ridgen Farm residential subdivision
East
Neighborhood Commercial (N-C)
Rigden Farm Senior Living
West
Neighborhood Commercial (N-C)
Shops at Rigden Farm
SUMMARY OF DECISION: Approved, with conditions.
ZONE DISTRICT: Neighborhood Commercial District (N-C)
HEARING: The Hearing Officer opened the hearing on Thursday, February 4, 2016, in Conference
Rooms C-D, 281 North College Avenue, Fort Collins, Colorado, at approximately 5:30 PM. No
members of the public were present at the hearing.
EVIDENCE: Prior to or at the hearing, the Hearing Officer accepted the following documents as
part of the record of this proceeding:
1. Warren Federal Credit Union Vicinity Map.
2. Planning Department Staff Report prepared for WCFU PDP (PDP #150011). A
copy of the Staff Report is attached to this decision as ATTACHMENT A and is
incorporated herein by reference.
3. Preliminary Plat for Warren Federal Credit Union — East Drake (being a replat of the
Property) (2 Sheets).
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4. Site Plan consisting of one (1) sheet.
5. Landscape Plan consisting of two (2) sheets.
6. Preliminary Utility Plans, consisting of the following four (4) sheets: Cover Sheet,
Utility Plan, Grading Plan and Drainage Plan.
7. Existing Conditions consisting of one (1) sheet.
8. Photometric Plan consisting of two (2) sheets.
9. Statement of Planning Objectives dated July 14, 2015 from the Applicant (7 pages).
10. Exterior Elevations & Perspectives, Isometric Renderings, and Building Materials
submittal prepared by RB+B Architecture consisting of a total of four (4) sheets
(Sheets A201 through A204).
11. PowerPoint presentation of Applicant submitted to the Hearing Officer at the
February 4`h hearing.
12. Affidavit of Publication dated January 28, 2016, evidencing proof of publication of
Notice of Hearing in the Fort Collins Coloradan on January 28, 2016.
13. Notice of Public Hearing.
14. The City's Comprehensive Plan, Code, and the formally promulgated polices of the
City are all considered part of the record considered by the Hearing Officer.
TESTIMONY: The following persons testified at the hearing:
From the City: Jason Holland, City Planner
From the Applicant: Mike McBride
BHA Design
1603 Oakridge Drive
Fort Collins, CO 80525
Gopal Shrestha, AIA
Director of Design
RB+B Architecture
315 E. Mountain Ave., Suite 100
Fort Collins, CO 80524
From the Owner: Michael Martin, WCFU
From the Public: None.
The hearing on this matter was closed at approximately 5:55 p.m.
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FINDINGS
Evidence presented to the Hearing Officer established the fact that notice of the public
hearing was properly posted, mailed and published.
2. Based on testimony provided at the public hearing and a review of the materials in the record
of this case, the Hearing Officer concludes as follows:
A. the Application complies with the applicable procedural and administrative
requirements of Article 2 of the Land Use Code;
B. the Application complies with the applicable General Development Standards
contained in Article 3 of the Land Use Code; and
C. the Application complies with the applicable standards set forth in the Neighborhood
Commercial District (N-C), set forth in Article 4, Division 4.23 of the Land Use
Code.
3. The Application's satisfaction of the applicable Article 2, 3 and 4 requirements of the Land
Use Code is sufficiently detailed in the Staff Report, a copy of which is attached as
ATTACHMENT A and is incorporated herein by reference.
4. The Hearing Officer specifically finds that the proposed outdoor plaza space along the south
frontage of the WCFU/office/retail building on Lot 3 provides a Central Gathering Space
in accordance with Section 4.23(E)(1)(b) and that the project is well integrated into the
surrounding street system and land uses. The main purpose of the N-C District, as
articulated in the Code, is to meet consumer demands for frequently needed goods and
services, with an emphasis on the surrounding neighborhoods. The proposed uses of the
Property as shown in the PDP consist of: (1) the WCFU/office/retail building on Lot 3; (2)
a proposed restaurant on Lot 2; and (3) proposed retail on Lot 1, which uses should assist
the City with achieving the main purpose and vision of the N-C District, as articulated in the
Code, which is to meet consumer demands for frequently needed goods and services, with
an emphasis on the surrounding neighborhoods.
DECISION
Based on the findings set forth above, the Hearing Officer hereby enters the following ruling:
A. The Warren Federal Credit Union Project Development Plan (PDP #150011) is
approved for the Property as submitted, subject to the conditions set forth below.
B. The Applicant shall submit a final plan for the Property within three (3) years of the
date of this decision. If Applicant fails to submit a final plan to the City within said
three (3) year period, this PDP approval shall automatically lapse and become null
and void in accordance with Section 2.2.11(C) of the Code.
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C. All buildings constructed in the future on proposed Lots 1, 2 and 3 shall have a
minimum height of twenty feet (20') as measured in accordance with Section
4.23(E)(2)(d) of the Code.
D. In accordance with Section 2.2.11(C) of the Code, the Warren Federal Credit Union
PDP shall not be considered a site specific development plan and no vested rights
shall attach to the PDP.
DATED this 18th day of February, 2016.
Marcus A. McAskin
Hearing Officer
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ATTACHMENT A
Staff Report
Warren Federal Credit Union Project Development Plan
(PDP# 150011)
Agenda Item 1 of 1
PROJECT NAME
WARREN FEDERAL CREDIT UNION PROJECT DEVELOPMENT PLAN, PDP150011
STAFF
Jason Holland, City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for a Project Development Plan (PDP) located on East Drake
Road at the southeast corner of East Drake Road and Illinois Drive. The property
is approximately two acres and is in the Neighborhood Commercial District (NC)
zone district. The project is referred to as Warren Federal Credit Union, file
#PDP150011. The request proposes dividing the site into three lots and one
tract. Lot 3 is proposed to be developed first, and includes one building for the
Warren Federal Credit Union as well as additional office and retail space within
the building. The proposed building is two stories. Lots 1 and 2 front on Illinois
Drive, west of the bank/retail building on Lot 3, and propose future buildings that
will be reviewed at a later time. The future buildings include a retail use on Lot 1
and a restaurant use on Lot 2. The remaining portion of the site is shared
parking located in Tract A, and includes 88 off-street parking spaces.
APPLICANT: Mike McBride
BHA Design
1603 Oakridge Drive;
Fort Collins, CO 80525
OWNER: Warren Federal Credit Union
114 East 7th Avenue
Cheyenne, WY 82001
RECOMMENDATION: Approval
EXECUTIVE SUMMARY
The approval of the Warren Federal Credit Union PDP complies with the applicable requirements of the City of Fort
Collins Land Use Code (LUC), more specifically:
• The PDP complies with process located in Division 2.2 - Common Development Review Procedures
for Development Applications of Article 2 - Administration, which includes a waiver of the required
neighborhood meeting.
• The PDP complies with the relevant Neighborhood Commercial (N-C) District standards in Division
4.23 of the Land Use Code.
• The PDP complies with the relevant standards located in Article 3 - General Development Standards.
Page 1
Agenda Item 1 of 1
LOCATION MAP:
Warren Federal Credit Union N
Vicinity Map w E
500 250 0 500 Feet
S
Page 2
Agenda Item 1 of 1
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
Direction Iry
wp
Zone District? &eg' ! � i, i
�"�uvr�
Medium Density Mixed Use
Neighborhood (M-M-N)
"Existing Land Uses }
Sidehill residential subdivision
North
South
Neighborhood Commercial (N-C)
Flats at Ridgen Farm residential subdivision
East
Neighborhood Commercial (N-C)
Rigden Farm Senior Living
West
Neighborhood Commercial (N-C)
Shops at Rigden Farm
2. Compliance with Applicable Neighborhood Commercial District Standards:
The project complies with all applicable Neighborhood Commercial standards with the following relevant
comments provided:
A. Section 4.23(B)(2)(c) - Permitted Uses
The proposed office, retail and financial service uses are consistent with the permitted uses in the
Neighborhood Commercial (N-C) zone district, subject to;a. Type 1 administrative review.
B. Section 4.23(Ef - Development Standards
The project is in compliance with these standards, with the following comments: provided:
1. The project complies with the LUC 4.23(E)(1) Site Planning standards by providing a logical
development pattern, with buildings directly oriented along the surrounding streets. Pedestrian
sidewalks with street trees integrated into the sidewalk system provide a visual and functional link
with the existing grocery anchored neighborhood center to the west as well as existing residential
and institutional uses to the north, south and east.
2. The proposed outdoor plaza space along the south frontage of Lot 3 provides a Central Gathering
Space in accordance with LUC 4.23(E)(1)(b). Benches, landscaping and retaining walls are
provided along the Limon Drive street sidewalk to provide a sense of privacy and transition from
the street.
3. The project is well integrated into the surrounding street system and with the Neighborhood
Commercial District as a whole, which includes the grocery -anchored center to the west, which
provides an integrated transit stop in accordance with LUC 4.23(E)(1)(c).
4. The project complies with the LUC 4.23(E)(2)(b) Minimum Building Frontage standards by
providing building frontage along at least 50% of the total block frontage.
5. The project complies with the LUC 4.23(E)(2)(d) Building Height by providing a building that is at
least 20 feet in height.
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